Kota Puteri, Johor Bahru, Johor
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Industrial park guide · Kota Masai, Pasir Gudang
Eco Business Park 3, Kota Masai: what the factories rent for and what you get
EcoWorld's business park on the Pasir Gudang side of Johor Bahru. Small cluster factories, semi-detached units and a few shops, all inside one gated estate. Here is what space asks today and who it suits.
Updated 27 October 2026 · Chris Liew, REN 08014, PropNex Realty
248 acresEcoWorld business park
7,800-13,600 sq ftstandard lot sizes
RM1.32-1.86 psfasking rent, cluster, Sep 2026
RM6,000-6,400a month, standard cluster unit
What Eco Business Park 3 is
Eco Business Park 3, also written Eco Business Park III or EBP3, is a 248-acre business park in Taman Kota Masai, Pasir Gudang. The developer is EcoWorld, through Eco Tropics Development Sdn Bhd, and its address is No. 1, Jalan Kota Masai, Taman Kota Masai, 81700 Pasir Gudang, Johor.
It is one of four EcoWorld business parks in Johor. The Edge reported the sizes in December 2016: Eco Business Park I in Tebrau at 612 acres, Eco Business Park II in Senai at 383 acres, this one at 248 acres and Eco Business Park V at 518 acres. At that point the first phase here was 85% taken up. PropertyGuru dates the buildings to 2018.
EcoWorld's business parks page now marks Eco Business Park 3 as sold out. It was the only one of the four parks on that page shown that way when I read it on 12 October 2026. So every unit on offer here comes from an owner, as a resale or a tenancy, and the price is whatever that owner will take.
EcoWorld sells the units as a "4-in-1" concept: retail, office, showroom and warehouse in the same building, with a high ceiling and an open ground floor. The park sits next to Eco Tropics, EcoWorld's 744-acre township, which EcoWorld pitches as housing for the owners and staff of businesses in the park. The developer also lists 2,000 common parking spaces for customers and visitors, on top of the parking that comes with each unit.
That showroom angle is the thing to understand. When The Edge visited, EcoWorld said the space in this park was mostly being used for showrooms and retail, while Eco Business Park II in Senai had filled up with logistics firms. So expect trading companies, distributors and light assembly as neighbours, and very little heavy industry.
Unit types and lot sizes
The lot sizes below are from the developer's floor plans. The built-up figures are from adverts, so treat them as examples and measure the unit you are offered.
| Type | Lot | Land | Built-up seen in adverts |
|---|---|---|---|
| Cluster retail warehouse | 60 ft x 130 ft | 7,800 sq ft | 3,380 sq ft, or 4,535 sq ft with an extended awning |
| Cluster retail warehouse | 60 ft x 160 ft | 9,600 sq ft | 3,675 sq ft |
| Semi-D retail warehouse | 70 ft x 170 ft | 11,900 sq ft | 6,378 sq ft |
| Semi-D retail warehouse | 80 ft x 160 ft | 12,800 sq ft | Ask |
| Semi-D retail warehouse | 80 ft x 170 ft | 13,600 sq ft | 5,453 sq ft |
| Eco Avenue and Eco Arena | Shop units | Ask | Ask |
A cluster factory is four units joined in a square, so each one has two open sides. The two cluster units listed with us are 1.5 storey, with 150 amp power, an 8 metre ceiling and floor loading of 10 kN per sq m. Both are advertised as freehold and light industrial. EcoWorld's brochure for the park gives the standard supply as three-phase, 415 volts, set at 150 amp, and the ceiling as 7.9 metres. It does not state the tenure, so read the title of the lot you are offered.
What it rents for
These are the Eco Business Park 3 units on this site, with the date each advert was placed.
| Unit | Built-up | Asking rent | Per sq ft |
|---|---|---|---|
| 1.5 storey cluster, 60 x 130 lot, free from December 2026 (27 Aug) | 3,380 sq ft | RM6,300 | RM1.86 |
| 1.5 storey cluster with extended awning, 60 x 130 lot, vacant (14 Sep) | 4,535 sq ft | RM6,000 | RM1.32 |
| Cluster on about 17,000 sq ft of land, free from early 2027 (26 Aug) | Not given | RM10,000 | Not given |
| Two semi-Ds facing the main road, let together | 6,378 sq ft stated | RM40,000 for both | Ask |
Look at the first two rows. Same lot, same power, same ceiling. The extended unit has 1,155 sq ft more floor and asks RM300 less. That is the kind of gap you only find by comparing adverts side by side, and it is why I would view the RM6,000 unit first.
The wider market says the same thing. On 3 October 2026 PropertyGuru showed 46 commercial units for rent in the park. Among the first 20 adverts, a standard cluster on a 7,800 sq ft lot asked RM6,400 a month, which is RM1.89 psf on 3,380 sq ft. Semi-detached units on the 70 x 170 and 80 x 170 lots asked RM10,000 to RM14,000. Larger lots of 18,000 to 21,000 sq ft asked RM20,000 to RM25,000, and an advert with 12,756 sq ft of floor on 23,800 sq ft of land asked RM45,000. Shop units of about 2,800 to 3,000 sq ft asked RM2,700 to RM4,500.
So budget RM6,000 to RM6,400 a month for a standard cluster and RM10,000 to RM14,000 for a single semi-D. Anything far above that should come with a main-road frontage, a bigger lot or a fit-out you actually need.
How that compares with the Johor rent index
Our Johor factory rent price index tracks asking rents on the factories listed on this site as at 16 September 2026.
| Benchmark | Asking rent, psf a month |
|---|---|
| Eco Business Park 3, cluster units on this site | RM1.32 - RM1.86 |
| Pasir Gudang, 18 listings | RM1.32 - RM2.50 |
| Permas & Plentong, 7 listings | RM1.41 - RM2.17 |
| Johor Bahru & Tebrau, 46 listings | RM1.76 - RM2.82 |
| Most Johor factories, 205 listings in 10 areas | RM1.10 - RM2.79 |
The cluster units sit in the lower half of the Pasir Gudang band, and the RM1.32 unit matches the lowest figure in it. For a gated park with wide internal roads and buildings under ten years old, that is cheap. The catch is size. If you need 20,000 sq ft under one roof, you are joining units or looking at the detached factories elsewhere in Pasir Gudang.
Eco Business Park 3 against Eco Business Park I and II
EcoWorld built the same cluster product in three Johor parks, so the rents can be set side by side. These are the standard, non-corner cluster units with a rent quoted on this site on 12 October 2026.
| Park | Units | Built-up | Asking rent | Per sq ft |
|---|---|---|---|---|
| Eco Business Park 3, Kota Masai | 2 | 3,380 and 4,535 sq ft | RM6,000 and RM6,300 | RM1.32 and RM1.86 |
| Eco Business Park I, Tebrau | 6 | 4,172 to 5,295 sq ft | RM8,500 to RM11,000 | RM1.79 to RM2.52 |
| Eco Business Park II, Senai | 1 | 4,283 sq ft | RM9,300 | RM2.17 |
The cleanest comparison is the Park II unit. It stands on the same 60 x 130 ft lot as the two Park 3 units, with the same 150 amp supply and an 8.5 metre ceiling against 8 metres, and it asks RM9,300. That is RM3,000 to RM3,300 a month more for the same type of building on the same size of lot. Over a three-year tenancy the gap is RM108,000 to RM118,800.
Two Park I adverts were added to this site after I first drew the table on 6 October, at RM10,500 and RM11,000 a month. Nothing new has come up in Park 3, and its two cluster rents have not moved.
Corner units show the same pattern. Seven corner clusters on 13,000 to 17,400 sq ft of land ask RM14,000 to RM19,000 in Parks I and II. The Park 3 cluster on about 17,000 sq ft asks RM10,000.
What you give up is position. Park I is in Tebrau, beside Bandar Dato' Onn, and Park II is in Senai Airport City, the one The Edge found full of logistics firms. Park 3 is the port-side park. If your lorries run to Johor Port or the Pasir Gudang plants, you pay less here for the address that suits you better. If your customers are on the Tebrau side or your freight goes through Senai, the extra RM3,000 a month may be worth paying. The Johor industrial parks comparison lines up all nine parks on this site by size, tenure and rent.
On the sale side, ten standard cluster adverts in Park I ask RM2,680,000 to RM3,200,000 and one in Park II asks RM2,780,000. We have no standard Park 3 cluster for sale today. Ask me and I will check with the owners.
What it sells for
The pair of semi-detached units facing the main road is listed with us at RM8,800,000 for both, which is RM4,400,000 a unit. The price was updated on 24 August 2026. The advert gives 11,900 sq ft of land and 6,378 sq ft of built-up, and a PropertyGuru rental advert shows 12,756 sq ft of floor on 23,800 sq ft of land, exactly double those figures, so they read as per unit. Get that confirmed in writing. On that basis the asking price is about RM370 per sq ft of land.
The same advert states rent of RM40,000 a month for the two units. That is RM480,000 a year against RM8,800,000, a gross asking yield of about 5.5% before quit rent, assessment, insurance and repairs.
For a sense of where prices started, The Edge reported in December 2016 that EcoWorld was selling cluster factories in its business parks at about RM420 psf and semi-detached factories at about RM350 psf. PropertyGuru carried 41 commercial units for sale in Eco Business Park 3 in October 2026, so buyers have choice and should use it.
Access and running costs
Kota Masai is on the Pasir Gudang side, which puts the park close to Johor Port and the Pasir Gudang and Tanjung Langsat industrial belt. The Pasir Gudang Highway and the Senai-Desaru Expressway are the two main roads in and out. EcoWorld's brochure for the park prints these distances.
| From the park to | Distance |
|---|---|
| Senai-Desaru Expressway | 3 km |
| Pasir Gudang Highway | 7 km |
| Johor Port | 7 km |
| Eastern Dispersal Link Expressway | 20 km |
| Johor-Singapore Causeway | 25 km |
| Senai International Airport | 50 km |
| Changi International Airport | 60 km |
The brochure gives distances and no drive times. I am not adding any, because the run to the port swings with traffic. Ask me for a timed run from the exact unit to your port, customer or the Causeway.
Both roads have had work done on them. The Pasir Gudang Highway is being widened from four lanes to six over a 10 km stretch, from the Bandar Seri Alam and Taman Rinting intersection to Pasir Gudang. In May 2026 Johor's Menteri Besar said the job was 83% done with 6.4 km open to traffic, and that full completion was due in November 2026. On the expressway side, a 5.1 km Pasir Gudang Connector now links the Senai-Desaru Expressway to Jalan Kong Kong and Tanjung Langsat. The Edge reported on 22 January 2026 that a RM70 million ramp and toll plaza had opened on it at Bestari Perdana, and named Kota Masai among the places it serves. Until the widening is signed off, expect roadworks on the highway and drive the route at the hour your lorries would use it.
The park is gated. EcoWorld told The Edge that its business parks keep about 12% of the land as green space and build internal roads 80 ft to 100 ft wide, which matters when a 40-footer has to turn in. It quoted a maintenance fee of three sen psf back then. Ask the owner for the current statement, because that figure is ten years old.
Pasir Gudang industrial areas: where Eco Business Park 3 sits
Search for a factory in Pasir Gudang and most of what comes back is heavy industry. Eco Business Park 3 is a different kind of place, and the sizes show it.
| Area | Who is behind it | Size | What is there |
|---|---|---|---|
| Pasir Gudang Industrial Estate | Not named in the sources I could read | 8,000 acres | Johor Port's description: petrochemicals, engineering, furniture, telecommunications, electronic goods and food products, with the port in the middle |
| Johor Port | MMC | 1,000 acres, 660 of them free zone | 24 berths along 4.9 km, working since 1977. A RM140 million liquid jetty expansion was finished in the second quarter of 2025 |
| Tanjung Langsat Industrial Complex | Johor Corporation | 4,835 acres, 3,395 of them leasable | Land for heavy and medium industry such as construction, chemicals and palm oil, beside the Tanjung Langsat Port Terminal |
| Taman Perindustrian Cemerlang | Crescendo | 600 acres | The older estate on the Ulu Tiram side, started in 1989. It is covered in the Desa Cemerlang guide |
| Eco Business Park 3 | EcoWorld | 248 acres | Cluster and semi-detached retail warehouses and shop offices, marked sold out by the developer |
The Pasir Gudang estate and Tanjung Langsat together come to about 12,800 acres, most of it port and process industry. Eco Business Park 3 is 248 acres of small units, 7 km from Johor Port by EcoWorld's figure. It suits a firm that sells to those plants or ships through that port and needs 3,000 to 6,000 sq ft, with a shopfront and somewhere for customers to park.
So the first call depends on what you make. A process that needs heavy power, chemical storage or a jetty belongs on Johor Corporation's land at Tanjung Langsat or inside the Pasir Gudang estate. A trading or light assembly business fits here. If all you want is a plain shell near Masai at a similar rent, read the terrace factory guide first and compare the two.
The table is from Johor Port's location page, MMC's release of 29 July 2025, TPM Technopark's Tanjung Langsat page, Crescendo's milestones page and EcoWorld's business parks page, as read on 12 October 2026. The road figures above are from Bernama, 14 May 2026, and The Edge, 22 January 2026.
My take
Eco Business Park 3 is the place for a trading company, distributor or light assembly outfit that wants a tidy address near Johor Port without paying Tebrau rents. At RM6,000 to RM6,400 a month, a cluster unit asks less than the RM8,000 terrace factory we list in Kota Puteri, Masai, and your customers can park. On the west side of Johor Bahru, a plain 30 x 90 ft terrace at Taman Perindustrian Dato Yunus Sulaiman in Skudai asks RM4,000 a month.
It is the wrong place for a process that needs heavy power or one big floor. Check that 150 amp covers your machines before you fall for the building. If it does not, ask about an upgrade before you sign, and price the alternatives in Pasir Gudang and Senai first.
Questions people ask about Eco Business Park 3
Who developed Eco Business Park 3?
EcoWorld (Eco World Development Group Bhd), through Eco Tropics Development Sdn Bhd. It is one of four EcoWorld business parks in Johor, alongside Eco Business Park I, II and V.
Where is Eco Business Park 3?
In Taman Kota Masai, Pasir Gudang, Johor. The developer's address is No. 1, Jalan Kota Masai, Taman Kota Masai, 81700 Pasir Gudang. It sits next to EcoWorld's Eco Tropics township, on the Pasir Gudang side of Johor Bahru.
How big is Eco Business Park 3 and what lot sizes does it have?
The park covers 248 acres. The developer's floor plans show cluster units on 60 by 130 ft and 60 by 160 ft lots (7,800 and 9,600 sq ft of land) and semi-detached units on 70 by 170 ft, 80 by 160 ft and 80 by 170 ft lots (11,900 to 13,600 sq ft of land), plus shop units at Eco Avenue and Eco Arena.
How much is factory rent in Eco Business Park 3?
On this site in September 2026, two 1.5 storey cluster factories on 7,800 sq ft lots asked RM6,000 and RM6,300 a month, which is RM1.32 and RM1.86 per sq ft of built-up. On PropertyGuru on 3 October 2026 a cluster unit asked RM6,400 and semi-detached units asked RM10,000 to RM14,000 a month.
Is Eco Business Park 3 cheaper than Eco Business Park 1 and 2?
To rent, yes, going by the adverts on this site on 12 October 2026. Standard cluster units in Eco Business Park 3 ask RM6,000 and RM6,300 a month. Six in Eco Business Park I in Tebrau ask RM8,500 to RM11,000, and one in Eco Business Park II in Senai, on the same 60 by 130 ft lot, asks RM9,300.
How much does a factory in Eco Business Park 3 cost to buy?
A pair of semi-detached units facing the main road is listed on this site at RM8,800,000 for both, or RM4,400,000 a unit, with the price updated on 24 August 2026. PropertyGuru carried 41 commercial units for sale in the park in October 2026.
Is Eco Business Park 3 freehold?
The two cluster factories listed for rent on this site are both advertised as freehold. Check the title of the exact lot with your lawyer before you commit.
What power supply and ceiling height do the cluster factories have?
The two cluster units listed on this site are advertised with 150 amp power, an 8 metre ceiling and floor loading of 10 kN per sq m. Confirm the supply on the exact unit, because owners sometimes upgrade it.
How far is Eco Business Park 3 from Johor Port?
EcoWorld's brochure for the park gives 7 km to Johor Port, 7 km to the Pasir Gudang Highway and 3 km to the Senai-Desaru Expressway. It puts the Johor-Singapore Causeway at 25 km and Senai International Airport at 50 km. These are distances, and the brochure prints no drive times.
Is Eco Business Park 3 sold out?
EcoWorld's business parks page marked Eco Business Park 3 as sold out when I read it on 12 October 2026, so units now come from owners. On that day this site listed three cluster units for rent in the park at RM6,000 to RM10,000 a month and a pair of semi-detached units for sale or rent. PropertyGuru carried 41 commercial units for sale there in October 2026.
Available Factory Units
Browse All 342 Listings →
Live Factories & Warehouses in / near this Park
Looking for space in Eco Business Park 3?
Tell me the built-up, power and move-in date you need. I will come back with what is free in the park, what the owner will accept, and two alternatives nearby for comparison.
WhatsApp Chris +60 10-369 8656Rents and prices are asking figures from this site's own listings, checked on 27 October 2026, and from PropertyGuru adverts, checked on 3 October 2026; area ranges are from this site's rent index as at 16 September 2026. They change often and are not valuations. Park facts are taken from EcoWorld's published material, read on 12 October 2026, and from The Edge Malaysia, December 2016. Malaysia Factory Space is run by Chris Liew, REN 08014, PropNex Realty.